Is the fact that my conveyancer in Pentyrch is not on my lender's conveyancing panel that there is a problem with the standard of the firm’s work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Pentyrch conveyancing firm and ask them why they are no longer on the approved list for your bank.
Do the conveyancing solicitors that are recommend handle auction conveyancing in Pentyrch?
There are a few auction practitioners we can connect you with those specialising in auction conveyancing. Pentyrch is just one of hundreds of areas of where our lawyers have a presence.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Pentyrch?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Pentyrch. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am looking for a leasehold apartment up to £245,000 and found one round the corner in Pentyrch I like with amenity areas and railway links in the vicinity, the downside is that it only has 61 remaining years left on the lease. There is not much else in Pentyrch suitable, so just wondered if I would be making a mistake buying a lease with such few years left?
If you need a home loan the shortness of the lease will likely be problematic. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for at least twenty four months you can request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.
My husband and I are 17 days into a residential purchase having been recommend to a firm by the local agent to execute conveyancing in Pentyrch. I am not happy. Could you you assist me in finding new solicitors?
They would have to be very poor in order to consider replacing them. Has your mortgage been generated? If so you must inform them of the replacement solicitor and get the loan are re-sent. Your conveyancer should be on the lenders panel to avoid escalating expenses and delays. So that should be your starting point. Our find a solicitor tool will assist you in finding a bank approved conveyancer for your home move in Pentyrch
I’m about to sell my ground floor flat in Pentyrch. Conveyancing solicitors are to be appointed soon, however I have recently received a yearly maintenance charge demand – Do I pay up?
It best that you clear the service charge as normal as all rents and service payments will be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Pentyrch Conveyancing for Leasehold Flats - Sample of Queries before Purchasing
-
How is the lease structured? Can you tell me if there are any major works on the horizon that will increase the maintenance fees? Best to be warned if window replacement or some other major work is coming up to be shared amongst the leasehold owners and may well materially increase the the service charges or require a one off invoice.